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x Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the quarterly period ended June 30, 2004.      o Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 For the Transition Period From _____________________ to __________________.          Commission file number 1-31717   MAGUIRE PROPERTIES, INC. (Exact name of registrant as specified in its charter)
Maryland	04-3692625
(State or other jurisdiction of Incorporation or organization)	(IRS employer identification number)
333 South Grand Avenue, Suite 400 Los Angeles, CA	90071
(Address of principal executive offices)	Zip Code
Registrant’s telephone number, including area code    (213) 626-3300   Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15 (d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x No o   Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Exchange Act). Yes o No x      Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
Class Common Stock, $.01 par value per share	Outstanding at August 11, 2004 42,787,125

		PAGE NO.
PART I.     FINANCIAL INFORMATION
ITEM 1.	Consolidated and Combined Financial Statements Consolidated Balance Sheets as of June 30, 2004 (unaudited) and December 31, 2003	1
	Consolidated and Combined Statements of Operations for the Company for the three months ended June 30, 2004 and for the Company for the period from June 27, 2003 through June 30, 2003, and for the Maguire Properties Predecessor for the period from April 1, 2003 through June 26, 2003 (all unaudited)	2
	Consolidated and Combined Statements of Operations for the Company for the six months ended June 30, 2004 and for the Company for the period from June 27, 2003 through June 30, 2003, and for the Maguire Properties Predecessor for the period from January 1, 2003 through June 26, 2003 (all unaudited)	3
	Consolidated and Combined Statements of Comprehensive Income (Loss) for the Company for the six months ended June 30, 2004 and for the Company for the period from June 27, 2003 through June 30, 2003, and for the Maguire Properties Predecessor for the period from January 1, 2003 through June 26, 2003 (all unaudited).	4
	Consolidated and Combined Statements of Cash Flows for the Company and the Maguire Properties Predecessor for the six months ended June 30, 2004 and June 30, 2003 (both unaudited)	5
	Notes to Consolidated and Combined Financial Statements	7
ITEM 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	17
ITEM 3.	Quantitative and Qualitative Disclosure about Market Risk	42
ITEM 4.	Controls and Procedures	43
PART II.     OTHER INFORMATION		44
ITEM 1.	Legal Proceedings	44
ITEM 2.	Changes in Securities and Use of Proceeds	44
ITEM 3.	Defaults Upon Senior Securities	44
ITEM 4.	Submission of Matters to a Vote of Security Holders	45

ITEM 5.	Other Information	45
ITEM 6.	Exhibits and Reports on 8-K	46
Signatures		48
Exhibit 31.1
Exhibit 31.2
Exhibit 31.3
Exhibit 32.1
Exhibit 32.2
Exhibit 32.3

Table of Contents

		June 30, 2004			December 31, 2003
			(unaudited)
ASSETS
Investments in real estate:
Land		$	203,175		$	170,285
Acquired ground lease			30,425			30,425
Buildings and improvements			1,535,406			1,346,923
Tenant improvements			148,650			130,629
Furniture, fixtures, and equipment			8,580			5,639
			1,926,236			1,683,901
Less: accumulated depreciation and amortization			(161,594	)		(130,452	)
Net investments in real estate			1,764,642			1,553,449
Cash and cash equivalents			158,628			43,735
Restricted cash			37,901			39,164
Rents and other receivables			6,782			7,887
Deferred rents			18,103			14,129
Due from affiliates			3,566			2,607
Deferred leasing costs, net			115,889			74,908
Deferred loan costs, net			24,868			23,659
Acquired above market leases			42,810			43,182
Other assets			20,107			3,198
Total assets		$	2,193,296		$	1,805,918
LIABILITIES, MINORITY INTERESTS AND STOCKHOLDERS' EQUITY
Mortgage loans		$	1,284,250		$	1,161,250
Other secured loans			91,000			50,000
Accounts payable and other liabilities			65,090			58,216
Dividends and distributions payable			24,692			21,458
Capital leases payable			5,985			6,537
Acquired lease obligations			75,792			76,455
Total liabilities			1,546,809			1,373,916
Minority interests			82,969			88,578
Stockholders' equity:
Preferred stock, $0.01 par value, 50,000,000 shares authorized:
7.625% Series A Cumulative Redeemable Preferred Stock, $25.00
liquidation preference, 10,000,000 shares issued and outstanding			100			–
Common Stock, $0.01 par value, 100,000,000 shares authorized,
42,787,125 and 42,645,711 shares issued and outstanding at
June 30, 2004 and December 31, 2003, respectively			428			426
Additional paid in capital			649,768			406,133
Unearned and accrued stock compensation, net			(5,936	)		(3,800	)
Accumulated deficit and dividends			(89,808	)		(65,884	)
Accumulated other comprehensive income, net			8,966			6,549
Total stockholders' equity			563,518			343,424
Total liabilities, minority interests and stockholders' equity		$	2,193,296		$	1,805,918

	1
Table of Contents

		THE COMPANY			THE COMPANY			THE PREDECESSOR
		Three months ended June 30, 2004			Period June 27, 2003 through June 30, 2003			Period April 1, 2003 through June 26, 2003
Revenues:
Rental		$	47,285		$	1,306		$	14,334
Tenant reimbursements			18,793			576			5,886
Hotel operations			5,285			175			4,250
Parking			8,324			227			2,597
Management, leasing and development
services to affiliates			956			21			861
Interest and other			516			2,336			179
Total revenues			81,159			4,641			28,107
Expenses:
Rental property operating and maintenance			17,212			574			6,094
Hotel operating and maintenance			3,574			143			3,358
Real estate taxes			5,532			144			1,387
Parking			2,224			88			644
General and administrative			5,391			14,131			3,614
Depreciation and amortization			21,043			404			5,876
Interest			15,312			840			12,756
Loss from early extinguishment of debt			–			44,329			6,667
Other			671			3,920			7,905
Total expenses			70,959			64,573			48,301
Income (loss) before equity in net income of
real estate entities and minority interest			10,200			(59,932	)		(20,194	)
Equity in net income of real estate entities			–			6			754
Income (loss) before minority interests			10,200			(59,926